Planning Commission Minutes

Tuesday, April 10,2007



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
April 10, 2007 - 4:00 p.m.

PRESENT: Chairman Gil Almquist
Commissioner Ross Taylor
Commissioner Kim Campbell
Commissioner Ron Bracken
Council Member Gail Bunker
Commissioner Julie Hullinger
Commissioner Chapin Burks
Commissioner Mike Nobis

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Director Bob Nicholson
Planner Ray Snyder
Planner John Willis
Planner Clayton Lucas
Engineer Jay Sandberg
Engineer Cathy Hasfurther
Deputy City Recorder Linda Brooks

CALL TO ORDER

Chairman Almquist called the meeting to order and welcomed those in attendance. Chairman Almquist led the flag salute.

CONSENT ITEM - FINAL PLAT

Consider approval of a final plat for Southgate Townhomes located on 2025 South Circle east of Mirage Estates and south of Atria Assisted Living in an R-3 (Multiple Family) zone. Brandon Anderson, agent.

Senior Project Engineer Cathy Hasfurther said this is straightforward plat. This is ready for Planning Commission approval.

Council Member Bunker asked if there are any changes since the preliminary plat approval. Cathy replied there was minor changes due to the power lines.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a final plat for Southgate Townhomes located on 2025 South Circle east of Mirage Estates and south of Atria Assisted Living in an R-3 (Multiple Family) zone and authorize Chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


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PRELIMINARY PLAT

Consider a preliminary plat request for Hidden Valley The Estates Phase 3 and 4 with 87 single-family home sites located east of the southeastern terminus of Barcelona Drive. Applicant, Ivory Homes, Mr. Colin Wright, representative. Case No. 2007-PP-007

Planner John Willis said this plat is a subdivision for 87 single-family lots. The lots range from 6,000 to 10,000 sq. ft. The area is part of the Hidden Valley planned development. John said staff comments are;

1. Subject to PD standards (i.e., building setbacks, separations, parking spaces, etc.) Setbacks for the single-family lots to meet the R-1-6 standards.
2. Walls, street trees, etc., shall be complied with.

Colin Wright the applicant said with this plat is the 12-1/2 acre City Park which will be dedicated to the City.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Hidden Valley The Estates Phase 3 and 4 with 87 single-family home sites located east of the southeastern terminus of Barcelona Drive, subject to staffs comments. Commissioner Hullinger seconded the motion. All voted aye.


CONDITIONAL USE PERMIT

Consider a request for a conditional use permit to construct a three (3) story professional office building that would exceed the allowable building height of thirty-five feet (35'). The project was originally submitted as the Teotihucan Professional Center, however the applicant has requested that it now be called The Aztec Professional Center. The approximate maximum proposed height requested would be forty-seven feet (47'). The average top of building height would be approximately thirty-nine feet (39'). The building would be 30,217 square feet. The subject property is on Lot 4 & 5 of the Willowbrook Professional Park. The zoning is AP Administrative Professional. The applicant is Mr. Brett Walker. Case No. 2007-CUP-006 (reference also 2007-SPBE-006).

Planner Ray Snyder said the building will be 3-story. This is a Conditional Use request for the height of the building. The landscaping and parking seems to meet the requirements. This is combining two lots (lots 4 & 5) of the Willowbrook Professional Park subdivision.


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Ray said if the Planning Commission recommends approval the following conditions are suggested;

1. The building is approved with a maximum peak height to the top of the parapet of forty-seven feet (47'). The average top of building height would be approximately thirty-nine feet (39').
2. Parking shall be demonstrated to meet the zoning ordinance requirements during the site plan review process. Parking spaces shall be 9' x 18' in size with 25' wide drive aisles minimum.
3. A Site Plan Review application along with 4 sets of plans shall be submitted to the Engineering Dept. for standard plan check review.
4. Submit an Optional Merger application to Community Development to merge the two lots together (application has been received).

Traffic Conditions
1. Meet the requirements of the City Traffic Engineer.
2. All signing and striping shall conform to the City of St. George and MUTCD standards.

Commissioner Taylor asked if the height was from building grade or sidewalk grade? Ray replied that it was from the grade level.

Spencer Willard with Pope Engineering said the building will be used for office professional use.
Commissioner Campbell inquired about the design being used to cover the mechanical units on top of the building. Spencer replied they are looking at stucco for that design. Commissioner Campbell asked if the building is completely stucco. Spencer replied yes. Commissioner Campbell felt the building did not match the surrounding area of hillside or other buildings in the area. Spencer said they could change the color of the building. Commissioner Campbell said he is talking about the design of the building.

Commissioner Taylor said it is a dramatic shift in design for the buildings surrounding it. He sees this building as being a little bit too diverse.

Amon Grant part owner of the project said the first floor of the building will have a walk out to a balcony.

Commissioner Nobis asked about the wash in the back of the building. Cathy Hasfurther said they have to sit off the building wall about 15 ft. Cathy said staff will check that and make sure it works.


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Dave Eckersley lives by this proposed building. He is opposed to this height of the building. He feels he will lose his privacy in his home. He is concerned about the traffic.

Loun Easthope said their neighborhood was opposed to the zone change to Administrative Professional zone.

Chairman Almquist said it looks like the building could be adjusted to accommodate the required height of 35 ft.

Commissioner Nobis asked if they could not merger the lots and build something smaller for the neighborhood.

Brett Walker said the reason they decided to merger the lots is because of the easements and the power lines. There is also a power substation they need to stay away from the required 15 ft.

John Jefferson said he would like to see a tether balloon so the neighbors could visualize the height of the building.

Community Development Director Bob Nicholson said when someone is going for a Conditional Use Permit they need to blend with the neighborhood. Buildings shall fit to the overall concept of the building area. If Planning Commission does not feel this building blends with the neighborhood then it should not be approved here tonight.

Spencer Willard said he would like to table this and come back with a redesign.

Deputy City Attorney Paula Houston said the only issue before the Planning Commission tonight is the height of the building. But Planning Commission can also review the aesthetics. If the height is dropped down to 35 ft. then Planning Commission cannot say anything about the aesthetics.

Amon Grant said they want to make the building color different. They will make the building a dark color, change the name of the building and some of the design of the building. They will drop the height down to 35 ft.

The applicant withdrew their application. Chairman Almquist said no motion is necessary for withdrawal.




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SITE PLAN BUILDING ELEVATION
Consider a request for a conditional use permit to construct a 30,217 square foot three (3) story professional office building. The project is called The Aztec Professional Center. The subject property is on Lot 4 & 5 of the Willow Brook Professional Park. The zoning AP (Administrative Professional). The applicant is Mr. Brett Walker. Case No. 2007-SPBE-006 (reference also 2007-CUP-006)

Due to the fact the Conditional Use Permit for this item was withdrawn then it set this item into a motion of being withdrawn as well.

Public hearings for 5:00 p.m. will now be heard.

GENERAL PLAN AMENDMENT - PUBLIC HEARING (5:00 P.M.)

Consider an amendment to the City General Plan for the area referred to as the South Block. The South Block extends from the Ft. Pierce Industrial Park on the north to the UtahArizona state line on the south, and from the I-15 freeway on the west, to the Ft. Pierce wash on the east. The area contains approximately 6,116 acres. The South Block Land Use Plan proposes a mostly self-sufficient community with various residential neighborhoods, commercial, industrial, and mixed-use areas. There is a rezone areas for Open Space and endangered plant habitat and also a transportation network including trails. Case No. 2007-GPA-002

Community Development Director Bob Nicholson said there has been a great deal of work done on this project for the last two years. This will be a mostly self-sufficient community upon build-out. There are sites designated for 7 elementary schools, 1 intermediate school, and 1 middle school/high school. He said one thing they would like to mention is the wash areas. The washes should be preserved in their natural state. The City wants natural looking washes through the area. The staff feels Orth-Rodgers has done a good job with road planning on this project. The master plan is proposing 13,007 total housing units. At some future point they will be looking for zone changes to implement the plan.

Rick McBrier, SITLA official stated the history of the property is in the 1960's there was a man who was working for the University of Utah who was asked to go out and select certain lands for trade with BLM. As a result this block was put together. This block is about 10,000 acres. Today they are discussing 6,116 acres of this section of the south block. In about 2-3 months there will be work starting at the interchange. Then the road will be cut east.

Rick McBrier introduced Doug Bushide who will be his replacement at SITLA after he retires.


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Gary Wood, with the firm of EDAW from San Diego explained the Master Plan. The South Block plan has been underway for a number of years. There are some issues that need to be resolved and understood before they can move forward with this project. You really cant do a master plan until you know where the master plan roads are going to be. Working with Orth-Rodgers they realized that they would need another major access. That is why they are looking to move River Road more to the east. A study of utilities was also completed for this project. This master plan is built upon the Citys general plan. Gary said other key components of the master plan are the infrastructure analysis of south block, and the south block street network analysis. Gary mentioned the technical reports and studies that have been conducted for the South Block area. He went over the South Block acreage inventory. The key components are the five residential neighborhoods. The neighborhoods are focused around the schools that will be located within each neighborhood.

Commissioner Taylor asked about the locations of the schools. He is concerned about the location of the middle schools and high schools. Generally they are close to each other for interaction. These are some distance apart. Is there a reason for that.

Gary replied that the middle school/high schools are together. The inter-mediate school is separate from these.

Gary said the master plan includes retail/commercial. There is also residential and employment use. The parks and open space is about 2,200 acres. There are some future development areas which have not been identified to date for what type of use. Gary said they do anticipate higher density in some areas. The open space is connected with regional trails. The roadway and circulation plan is to been planned around collector roads.

Rich Rommer a principal with Orth-Rodgers has been working with the staff on this project. To assure the traffic concerns are addressed - the roadway network exceeds the demand for this area.
Gary Wood said the trails extend into Sun River. The rebuilding of the washes will provide a natural look for the washes.

Commissioner Taylor asked how they save the open space from future threats. Gary replied the General Plan amendment will designate it open space. Zoning will help assure Open Space use. It will need to stay open space. The ultimate ownership of open space is still under investigation. Gary said 2,200 has been set aside for open space. He feels this is creating a framework for development of this property.



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Commissioner Nobis said you show one spot for public facilities (fire station). He asked if there is a need for others? He asked when it comes to Arizona do they know what their plans are and will it fit to what Utah has.

Gary Wood said there is one fire station and the location has been worked out with the Citys fire department. Other public facilities will fit in the town center and will come at a later date. SITLA has been in contact with Arizona. They have a master plan concept that they have developed but that is 30 years in the future.

Commissioner Burks wanted to thank everyone that has worked on this project. He feels a lot of great work has been done on this.

Darcey Stewart said he has been involved with this process for about 4 years. He also believes they have done an incredible job. Sun River residents are pleased with what will be coming forth. Mile Marker 2 there is only one access to the east - he would like to see another access to the west.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of the General Plan amendment. Commissioner Bracken seconded the motion. All voted aye.


HILLSIDE DEVELOPMENT PERMITS

A. Consider a request for hillside development permit for additional excavation Lots 13 and 14 of Primrose Pointe Phase 2. The properties are on 50 North Circle and Acantilado Drive. The representative is Mr. Korey Kinder. The property is zoned R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size). Case No. 2007-HS-004

Planner Ray Snyder said this area is not far off Mall Drive. Ray pointed out the utility no-disturb area on the plat. The applicant will have to modify part of the plat so they can be out of the UAMPS area.

Ray said the applicant is requesting additional excavation that occurs on the above mentioned lots in the Primrose subdivision. A cross section is provided for each lot. Grading for these lots will encroach into the no build/no disturb area previously established by the Hillside Review Board. If approved as shown in the cross sections, the final plats will need to be amended.

Ray remarked that on March 21, 2007, the HSRB (Hillside Review Board) made a site visit and looked at Lots 13 and 14 in Phase 2 and also Lots 5 through 8 in Phase 3. The HSRB supports the request for Phase 2 only. The following are conditions made by the HSRB;

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1. Drainage shall be installed on Lot 14.
2. No encroachment shall occur upon the UAMPS power easement.
3. For aesthetics rock facing may occur (not retaining).

Chairman Almquist said the original design was not sellable that is why they are asking for this change.

A representative for Ence said the way these two lots were originally platted they were going to be walk-up lots. They are requesting to go further into the hillside to make the lots more sellable. He stated he may have this resolved before it goes to City Council with UAMPS.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a request for hillside development permit for additional excavation Lots 13 and 14 of Primrose Pointe Phase 2. The properties are on 50 North Circle and Acantilado Drive. The representative is Mr. Korey Kinder. The property is zoned R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) with staff comments. Commissioner Taylor seconded the motion. All voted aye.


B. Consider a request to modify a previously approved hillside development permit for excavation work around the proposed Milepost 2 (Atkinville Interchange). The hillside area is located on the east side of the proposed interchange. The applicant is SITLA (State Institutional Trust Lands Administration). The property was recently rezoned from Open Space and Mining and Grazing to PD (Planned Development Residential/Commercial). Case No. 2006-ZC-023 Case No. 2007-HS-005

Planner Ray Snyder said this is a request to modify a previously approved hillside development permit for excavation work around the proposed Milepost 2 (Atkinville Interchange). The hillside area is located on the east side of the proposed interchange. The Hillside Overlay Zone area covers only a portion of the proposed excavation area. A number of small hills on the east side of the freeway are proposed to be removed. The site has approximately 153 acres, within the Hillside Overlay Zone.

Ray pointed out staff comments;

1. The small hills which are not part of the larger hillside formation were approved to be removed as part of the interchange excavation and provide needed fill dirt for the project.
2. Previously HSRB approved a cut up to ten feet (10') high at the toe of the main hill. The applicants are requesting a cut up to twenty feet (20') along the toe of the hill. The applicants will explain the need for such at the meeting.

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Ray stated that on March 21, 2007, the HSRB made a site visit and made the following motion; a motion to accept the SITLA - Exit 2 South Block hillside mass grading plan, as presented with the exception that the northeast portion as highlighted on the plan on this date (3/21/07) not exceed a maximum of a 20-foot cut.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a request to modify a previously approved hillside development permit for excavation work around the proposed Milepost 2 (Atkinville Interchange). The hillside area is located on the east side of the proposed interchange. The applicant is SITLA (State Institutional Trust Lands Administration). The property was recently rezoned from Open Space and Mining and Grazing to PD (Planned Development Residential/Commercial) with staff comments. Commissioner Nobis seconded the motion. All voted aye.


C. Consider a request for a hillside development permit to construct a six (6) lot single-family residential subdivision. The property is on 2.34 acres located near the Southgate Hills area, east of the intersection of Rolling Hills Drive and Wedgewood Drive. The owner is Mr. Kent Christopherson and Brown Consulting Engineers is the representative. The proposed project is called Quail Point Subdivision. The property is zoned R-1-10 (Single-Family). Case No. 2007-HS-002

The applicant was not present for this item. Community Development Director Bob Nicholson felt the reason the applicant was not here is because the HSRB denied their request for 6 lots but approved them for 5 lots.

Staff suggested the following conditions;

1. All finish floor elevations shall be one foot (1') above curb elevations.
2. All rock walls shall comply with the Rockery ordinance.
3. Comply with recommendations in geotechnical report.
4. Terraced/benched slopes hall not be split on property line (lower lots shall have all terraced/benched slopes on property).
5. Section 10-13-A-4(A) shall be complied with for site disturbance; a maximum of 30% may be disturbed in the 20-29% slope range only. Also only 5% may be disturbed in the 30-39% slope range. (Note: It appears that two (2) lots may not meet this requirement).

Planner Ray Snyder said on March 21, 2007, the HSRB made a site visit and made the following motion; a motion to approve the five (5) lot plan plat to accommodate the preserve as much as you can of te natural drainage and slope with the final plat showing the pads and rock walls that will be built. All walls need to meet the Hillside and Rockery Wall Ordinance.

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MOTION: Commissioner Burks made a motion to agree with the HSRB on a request for a hillside development permit to construct a six (6) lot single-family residential subdivision. The property is on 2.34 acres located near the Southgate Hills area, east of the intersection of Rolling Hills Drive and Wedgewood Drive. The owner is Mr. Kent Christopherson and Brown Consulting Engineers is the representative. The proposed project is called Quail Point Subdivision. The property is zoned R-1-10 (Single-Family) and recommend 5 lots and staff conditions. Commissioner Taylor seconded the motion. All voted aye.


D. Consider a request for a hillside development permit to construct eighty-seven detached single-family residential lots and adjacent community park. This is for Ivory Homes Hidden Valley The Estates Phase 3 & 4 subdivision and the proposed adjacent community park. The property is located in Section 18, T43S, R15W, SLB&M; generally located south of the intersection of Hidden Valley Drive and Price Hills Drive (westerly of the Desert Hills Subdivision). The applicant is Ivory Homes, the owner is SITLA, and Mr. Colin Wright is the representative. The property is zoned PD (Planned Development). Case No. 2007-HS-003

Planner Ray Snyder presented a power point presentation and aerial views of the subject parcel. Planner Ray Snyder said the Hillside Review Board had the following discussion. The worst case scenario for hillside cut is shown on the plans. If the cuts were to fail it would be against the roadway (single loaded road) and not in a residential backyard. The fact that it is designed as a single loaded road is positive. This design eliminates rock fall to rear yards. Have you considered cutting the slope steeper? The cuts are shown as 2:1 and do not catch until you get to the top. We recommend that you go steeper and minimize the amount of scaring. Recommend you use contour grading. Go steeper at lower part in bed rock and upper 5 ft. round back with flatter slope. AGEC may give steeper than 2:1 or maybe a 1:1 with a rounded top. It is our recommendation that Ivory Homes instead stake the cut to be at 1:1 and round off. Use a five foot offset. An example of this being done is at Milepost 13 which has resulted in a good job. Another example is on River Road south of Ft. Pierce. Final calculations are to be run past staff. 1:1 may be used if it is demonstrated that it is in qualified material and will be stable, it not make recommendations to stabilize. The HSRB recommends approval for 87 lots in Hidden Valley The Estates Phases 3 & 4 and the adjacent park with the recommendations made about the cuts.






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MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a hillside development permit to construct eighty-seven detached single-family residential lots and adjacent community park. This is for Ivory Homes Hidden Valley The Estates Phase 3 & 4 subdivision and the proposed adjacent community park. The property is located in Section 18, T43S, R15W, SLB&M; generally located south of the intersection of Hidden Valley Drive and Price Hills Drive (westerly of the Desert Hills Subdivision). The applicant is Ivory Homes, the owner is SITLA, and Mr. Colin Wright is the representative. The property is zoned PD (Planned Development). Commissioner Campbell seconded the motion. All voted aye.